31 May 2026 · 5 min read
What landlords can no longer do after 1 May 2026
Written by the RentingRights team, based on official GOV.UK guidance. Last reviewed: 31 May 2026.
The Renters Rights Act 2025 brought the biggest changes to private renting in England for a generation. Since 1 May 2026, landlords must follow a new set of rules, and several practices that were once common are now illegal. This is a plain English guide to the key things landlords can no longer do, based on official GOV.UK guidance.
1. Serve a no fault eviction notice
Landlords can no longer use the old no fault route to remove tenants without giving a reason. To regain possession, a landlord must now rely on a specific legal ground and, in many cases, prove it to a court. If you receive a notice that looks like the old style, it is not valid, and you do not have to leave.
2. Advertise a property without a fixed asking rent
Every property listing must now show a single, fixed asking rent. Landlords and letting agents cannot leave the price open or use vague language that invites higher offers. The rent advertised must be the rent a tenant will pay.
3. Invite or accept bids above the asking rent
Bidding wars are banned. A landlord cannot ask prospective tenants to offer more than the advertised rent, and they cannot accept a higher offer even if one is made voluntarily. This stops tenants from being priced out by competition.
4. Refuse a tenant because they have children or receive benefits
It is now unlawful for a landlord to refuse someone solely because they have children or because their income includes housing benefit or universal credit. These are known as blanket bans, and they are prohibited under the new rules.
5. Raise the rent more than once a year or without the correct notice
A landlord can only increase the rent once in any twelve month period. They must use the official process and give you at least two months notice. Any attempt to raise the rent more often, or to rely on an old contract clause, is not valid.
6. Use old tenancy clauses that conflict with the new rules
Some older tenancy agreements contain clauses that now conflict with the law. For example, a clause saying the landlord can evict without a reason, or raise the rent at will, no longer has effect. The new statutory rules override these clauses, so tenants should not feel bound by them.
What you can do
If your landlord tries any of the above, keep records of every message, letter, and conversation. Write to them explaining that the action is not lawful under the Renters Rights Act 2025. If they persist, get advice from Shelter on 0808 800 4444 or Citizens Advice, and consider contacting your local council. Depending on your situation, see our guides on whether your Section 21 notice is valid, what to do if a landlord raises the rent without Form 4A, or being refused a tenancy because of housing benefit. You can also read the official GOV.UK guidance on the Renters Rights Act.
If you think your landlord has broken one of these rules, get a free answer at rentingrights.co.uk, no account needed.
Disclaimer: RentingRights provides legal information only, not legal advice. This information reflects the law in England as of May 2026 and is sourced from GOV.UK under the Open Government Licence v3.0. Laws and guidance change, so always verify against current GOV.UK guidance before taking action. We are an independent service operated by Olivian Group Ltd and are not affiliated with or endorsed by the government. For advice on your specific situation, consult a qualified housing solicitor or contact Shelter on 0808 800 4444.